Vances
Homes for Sale in Jacksonville, FL
All 4,475 homes for sale in Jacksonville, FL · median $299,900 · 213 homes for sale in 32209 · Duval County homes for sale
True comps, carrying-cost math, and listings before the portals.
Photo courtesy of JPAR CITY AND BEACH · via realMLS
As of November 2026, Vances in Jacksonville, FL has 3 homes for sale. Homes listed or recently sold were built 1924–1953; 3 listings state no HOA; none of the 3 geocoded homes sit in a FEMA special flood hazard zone (median elevation 25 ft).
Last 30 days in Vances: 1 new listing (median asking $149,900). As of November 13, 2026, realMLS.
Homes For Sale Right Now in Vances
Live MLS inventory for Vances. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Vances listings as of 2026-11-13, priced high to low. Source: Data provided by realMLS. Tap any home to ask about it.
Vances is an old-Jacksonville pocket where price is driven almost entirely by condition and how much of the original structure remains. With a median build year of 1940 and stock going all the way back to 1904, you are buying into a wide spread of renovated, half-renovated, and untouched homes. Two houses on the same block can be worlds apart on price for reasons that have nothing to do with square footage, so comps here need a trained eye rather than a formula.
The median living area sits around 1,249 square feet, which tells you this is a small-footprint market. A homestead share near 22% signals that a large portion of these 288 homes are held as rentals or non-owner-occupied, which shapes both the mix of listings and the pace. For a seller, that means the buyer pool includes investors as well as owner-occupants; for a buyer, it means underwriting the actual condition matters more than the asking number.
Figures in this note are as of July 12, 2026. The live market numbers elsewhere on this page update nightly and are newer.
The 60-Second Overview
Vances is a compact, older Jacksonville neighborhood of roughly 288 homes where the housing stock spans more than a century and the median home is modest in size. It reads as a condition-driven market rather than a uniform subdivision.
realMLS (Northeast Florida) sales records identify 21 homes in Vances that have changed hands since 2003, built between 1914 and 1967 (median 1929), with a median living area of about 1,123 sq ft and a typical 3-bedroom, 1-bath layout; 95% are single-family homes. Source: realMLS (Northeast Florida) closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
County records show 9 qualified sales in Vances across 2024–2025 (8 in 2024, 1 in 2025), median $184,000 — the last recorded sale per parcel on the Florida DOR 2025 assessment roll, independent of the MLS.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
The setting & the homes.
Aerial and on-site photos of Vances. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
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VancesPhotos from realMLS listings in Vances; content deemed reliable but not guaranteed.
Who Vances is best for.
Best for
- Renovators and investors who can budget for structural and systems work on pre-war homes
- Buyers seeking a smaller, lower-carrying-cost home with older-Jacksonville character
- Owner-occupants who want to build sweat equity in a fixer they can improve over time
Probably not for
- Buyers who need move-in-ready, warranty-backed new construction
- Anyone wanting large square footage or room to expand without renovation
- Buyers who want tight, predictable comps and uniform housing stock
The market around Vances
Vances is too small for its own price trend, so here is the market around it.
In ZIP 32209, 282 homes are on the market and 19% are under contract — a steady corner of Jacksonville.
Across Duval County, 4,343 homes are active and 1,482 pending (25% under contract).
In ZIP 32209 (Jacksonville), 273 homes closed in the last 12 months at a median of $105K ($90/sq ft), down 17.3% year over year, with a median 43 days on market. Right now 39 active and 9 pending listings. See the live ZIP 32209 housing market and the Duval County market.
ZIP and county figures describe the wider market, not Vances specifically. Momentum Research analysis of MLS records.
Vances on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from realMLS. Map data © OpenStreetMap contributors.
Schools
- Duval County Public Schools
- Verify the zoned schools by address
- Magnet and choice options may be available
- Susie E. Tolbert · Elementary
- Lake Shore · Middle
- William M. Raines · High
Zoned schools reflect the assignments reported on recent Vances listings and can change; always confirm with Duval County Public Schools for a specific address.
Buying with schools in mind? We can confirm the exact zoned schools for any Vances address.
Shop the zone: Homes zoned for Lake Shore Middle School · Homes zoned for William M. Raines High School
The Vances buying strategy.
If we were buying in Vances today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Vances.
An old-stock market that rewards diligence
The build range here runs from 1904 to 2024, with the midpoint at 1940. That much age means the fundamentals — foundations, wiring, plumbing, roofs — vary enormously from house to house. A renovated bungalow and an as-is fixer can sit steps apart, and the median price you see for the area masks that spread. Read every listing as its own project until proven otherwise.
At roughly 1,249 median square feet, these are efficient, smaller homes rather than sprawling floor plans. That keeps carrying costs contained but limits room to grow without an addition. With just over one in five homes homesteaded, expect a meaningful investor presence in the transaction data, which can move faster and value differently than owner-occupant deals.
The location and the amenities are priced into every listing in Vances. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a neighborhood this old and this varied, the number on the listing is the least useful piece of information. We walk the structure with you, separate cosmetic from structural, and price against genuinely comparable condition rather than a broad area median. That discipline is the difference between a smart buy and an expensive surprise.
Vances in 15 seconds.
Tools for a Vances buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Vances sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Vances, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Vances home worth?
Get a no-obligation home value based on real comparable sales in Vances, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Housing distress & ownership in Vances, Jacksonville
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Source: Data provided by realMLS. Deemed reliable but not guaranteed.
Just listed in Vances
The newest homes for sale in Vances right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 1741 Tyler Street $149,900 · 2 bd · 1 ba · 732 sq ft · listed Oct 22, 2026 Courtesy of SAVVY AVENUE, LLC.
- 1737 Tyler Street $62,385 · 2 bd · 1 ba · 672 sq ft · listed Jul 7, 2026 Courtesy of LA ROSA REALTY JACKSONVILLE, LLC.
- 1565 7Th Street $199,900 · 4 bd · 2 ba · 1,892 sq ft · listed Mar 27, 2026 Courtesy of JPAR CITY AND BEACH
Checked against the MLS nightly. All new listings in this market.
Every Home for Sale in Vances Jacksonville Right Now (3)
All 3 active and pending Vances Jacksonville listings with a detail page, newest first, refreshed twice a day from the MLS.
- 1741 Tyler Street · $149,900 · 2 bd / 1 ba · listed Oct 23, 2026 · listed by Savvy Avenue, Llc.
- 1737 Tyler Street · $62,385 · 2 bd / 1 ba · listed Aug 15, 2026 · listed by La Rosa Realty Jacksonville, Llc.
- 1565 7th Street · $199,900 · 4 bd / 2 ba · listed Aug 15, 2026 · listed by Jpar City And Beach
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Jacksonville guides & data
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- Property taxes (Duval County)
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Florida buyer guides
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- Florida flood insurance calculator
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Streets in this community
Street-level pages: every home on record, what sold and what is for sale on each street.
- Tyler Street (8 homes on record)
- 8Th Street W (4 homes on record)
- W 7Th Street (3 homes on record)
- 7Th Street W (1 homes on record)
20% of homes for sale in ZIP 32209 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-11-13).
What it really costs to own in Vances
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | At today's median asking price of $149,900, the first-year bill with homestead is about $1,900/yr (Duval County total millage 17.865 mills, FY2025-26, Duval County Property Appraiser 2025 final millage chart; Duval County School Board FY2025-26 adopted millage). |
|---|---|
| Home and flood insurance | The average Citizens Property Insurance premium in Duval County is $1,315/yr (2,001 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
Email me new listings in Vances
One e-mail a day, only when a home lists here, with price, beds, baths and a link to every listing. Straight from the MLS feed; no account needed.
Ask an agent about Vances
Have a question about the homes, fees, rules or commute here? A Momentum agent who works Vances will answer, and the answer is published on this page for the next buyer.
Price History: What Homes Here Have Actually Sold For
Median sale prices in Vances Jacksonville year by year since 2013, from closed MLS sales. Long-run history beats any single estimate: it shows what this community has actually done through rate cycles, not what a model guesses.
Frequently Asked Questions
How many homes are in Vances?
What share of Vances is owner-occupied?
When were the homes in Vances built?
Who is the best real estate agent for Vances?
How do I find a top Jacksonville real estate agent who knows Vances?
Can Momentum Realty connect me with an agent for Vances?
Where is Vances, and what county is it in?
How far is Vances from downtown Jacksonville and the beach?
Should you buy in Vances?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | realMLS, refreshed twice daily (last: November 13, 2026) |
| Housing stock & ownership | Florida DOR assessment roll (street-list match (3 streets, ZIP 32209)) |
| Under-contract shares | realMLS records, as of 2026-11-12 |
| Historical depth | Closed-sale records back to 2013 (17 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of realMLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum listings in Northeast Florida sold at 99.1% of final list price vs. 98.6% for the market, in a median 31 days vs. 41 (realMLS, 12 months to Nov 2026). A Momentum agent can price yours against live local comps.
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